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                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:  
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                     SONIA BELL,                                 
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      DL 230207-OM


          On September 28, 1991, the above-named tenant, filed  a  petition
          for administrative review of an order issued on August 26,  1991,
          by a Rent  Administrator  concerning  the  housing  accommodation
          known as Apartment F-4, 5301 Snyder Avenue, Brooklyn,  New  York,
          wherein the Rent Administrator  determined  that  the  owner  was
          entitled to a rent increase based on major  capital  improvements

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the petition for review.

          The owner commenced this proceeding on December 4, 1989 by filing 
          an application  for  a  rent  increase  based  on  major  capital
          improvements, to wit - apartment windows, entrance and  vestibule
          doors, and an intercom panel at a total cost of $54,300.00.

          On April 7, 1990, the Division of Housing and  Community  Renewal
          (DHCR) served each tenant with a  copy  of  the  application  and
          afforded the tenants the opportunity to  review  it  and  comment

          The tenant filed an objection to the owner's application alleging 
          service deficiencies unrelated to the new installations.     

          On August 26, 1991, the Rent Administrator issued the order  here
          under review finding that the installations  qualified  as  major
          capital improvements, determining that the application complied 
          with the relevant laws and regulations based upon the  supporting
          documentation submitted by the owner,  and  allowing  appropriate
          rent increases for rent controlled  and  rent  stabilized  apart-

          No increase was  authorized  based  on  the  installation  of  an

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          intercom panel.
          In her petition for administrative review,  the  tenant  requests
          reversal of the Rent  Administrator's  order  and  alleges  inter
          alia, that her apartment did not receive a new door and that  the
          intercom does not work.

          After careful consideration the Commissioner is  of  the  opinion
          that this petition should be denied.

          Rent increases for major capital improvements are  authorized  by
          Section 2522.4 of the Rent Stabilizati n  Code  for  rent  stabi-
          lized apartments.   Under  rent  stabilization,  the  improvement
          must generally be building-wide; depreciable under  the  Internal
          Revenue Code, other than for ordinary repairs; required  for  the
          operation, preservation, and maintenance of  the  structure;  and
          replace an item whose useful life has expired.

          The Commissioner notes that the MCI rent increase was granted for 
          the installation of building entrance and vestibule doors and not 
          for apartment doors.  No increase was granted for the intercom.

          The record in the instant case indicates that the owner correctly 
          complied with the application  procedures  for  a  major  capital
          improvement and the  Rent  Administrator  properly  computed  the
          appropriate rent increases.  The tenant has not established  that
          the increase should be revoked.

          This order and opinion is issued without prejudice to the ten-
          ant's right to file a complaint based on a diminution of services 
          if the facts so warrant.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, it is         

          ORDERED, that this petition be, and the same  hereby  is,  denied
          and that the Rent Administrator's order be, and the  same  hereby
          is, affirmed.


                                                ELLIOT SANDER
                                                Deputy Commissioner

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